Real Estate Insights
Market intelligence, property guides, and expert analysis from Aaron Cherry — grounded in local data, not national headlines.
Supply & Demand: Shortage, Surplus, and Housing Prices
The foundational laws of supply and demand have guided market prices for over 10,000 years, and they are still at work in the Douglas County housing market today. Over the last 24 months, the supply of homes for sale has grown by 30-50% with no corresponding increase in demand.
13 articles
The Pendulum Swing: A Changing Market Requires a Different Approach
Today's market hasn't stopped, but it has become more selective. Active inventory in Douglas County climbed from 404 to 515 homes year-over-year, while pending sales held nearly flat. Here's what that means for sellers and buyers.
Momentum Without Movement: Reading Between the Metrics
Inventory has reached 5.0 months of supply for the first time since September 2016, and absorption has fallen from the mid-70% range in early 2022 to the low-20s today. Yet sold prices remain remarkably stable. Here's how to read the metrics together.
Douglas County Real Estate in 8 Key Metrics: 2025 Year in Review
2025 was a year of gradual normalization in Douglas County. Home prices held steady, inventory rebuilt slowly, and days on market rose to 75+ days. Here are the 8 metrics that tell the story.
Counting the Cost: The Counterintuitive Results of Incorrect Pricing
Overpricing doesn't protect your home's value; it reduces the number of buyers willing to pay fair market value. Here's why pricing strategy matters more than you think.
Navigating the Housing Affordability Crisis: The Path Forward
First-time buyers dropped to a record-low 21% with a median age of 40. The housing affordability crisis is complex, but the path forward starts with timeless principles.
Better Questions, Wiser Decisions: Life Over Market Timing
Is it a good time to buy or sell? That's the wrong question. Here's why your life circumstances matter more than market timing, and the better questions to ask.
Building Bridges: Abe Lincoln on Forgiveness and Humility
Lincoln chose the man who once scorned him as Secretary of War, because he was the best man for the job. A lesson in forgiveness, humility, and building bridges.
Proactive vs Reactive: How Wisdom Affects Your Housing Decisions
Most people make housing decisions reactively, only after something has happened. The difference between a proactive and reactive approach can mean the difference between success and failure.
Housing Affordability
Is housing affordable in Douglas County? The answer may surprise you, but 23 out of the last 30 years in Douglas County have seen more affordable housing than less. The Housing Affordability Index for Douglas County today is 69...
Affordability Crunch
Housing affordability in Douglas County has reached a 20-year low. For everyone who thought the recent hot market of 2020-2022 was unaffordable, it pales in comparison to the affordability situation of today...
Historic Low Inventory: Inside the Spring 2021 Market
Douglas County inventory has decreased to 1.6 months, the lowest reading in over a decade. Average sale prices are up 26.4% year over year and total market time has dropped to 50 days. Here is what is driving the spring 2021 surge and what buyers and sellers should expect next.
Bidding Wars and Aging in Place: Spring 2021 Insights
Homes in Sutherlin are receiving 7 to 10 offers and closing $15,000 to $105,000 over list price. Inventory has tightened to just 1.1 months, average sale prices are up 21.2% year over year, and homes are pending in 43 days. Here is the playbook for both sides of the table, plus practical notes on aging in place, accelerating your mortgage, and which upgrades to make before you sell.
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